Answer
How Much Can I Borrow for Property in Singapore?
Your max loan depends on three things: income (TDSR), age (tenure cap), and existing debts. Here’s the math.
Answer: Your maximum property loan is determined by the TDSR 55% rule — total monthly debt repayments (including the new loan) can’t exceed 55% of gross income, stress-tested at 4% interest. A single borrower earning $10,000/month with no debts can borrow up to about $1,152,000 on a 30-year tenure. Max purchase price at 75% LTV: ~$1,536,000. Adding a joint borrower or clearing existing debts increases your limit.
The Formula: TDSR 55%
MAS (Monetary Authority of Singapore) requires all banks to apply this formula:
Max monthly repayment = Gross income × 55% − existing debts
Stress test rate = 4.0% (regardless of actual rate)
Max tenure = 30 years (bank) / 25 years (HDB)
Age + tenure ≤ 65 (for 75% LTV) or ≤ 75 (for 55% LTV)
Maximum Loan by Income (No Existing Debts)
Bank loan, 30-year tenure, 4% stress test, 75% LTV, age ≤ 35
| Gross Income | TDSR (55%) | Max Loan | Max Purchase (75% LTV) |
|---|---|---|---|
| $5,000 | $2,750 | $576,000 | $768,000 |
| $8,000 | $4,400 | $922,000 | $1,229,000 |
| $10,000 | $5,500 | $1,152,000 | $1,536,000 |
| $15,000 | $8,250 | $1,728,000 | $2,304,000 |
| $20,000 | $11,000 | $2,304,000 | $3,072,000 |
Loan amounts rounded. Based on monthly repayment of $4.77 per $1,000 borrowed (30yr, 4%). Actual bank offers may vary slightly.
Joint Borrower Impact
Adding a co-borrower combines both incomes. Both borrowers’ existing debts also count toward TDSR.
| Borrower 1 | Borrower 2 | Combined TDSR | Max Loan | Max Purchase |
|---|---|---|---|---|
| $5,000 | $5,000 | $5,500 | $1,152,000 | $1,536,000 |
| $8,000 | $6,000 | $7,700 | $1,614,000 | $2,152,000 |
| $10,000 | $8,000 | $9,900 | $2,075,000 | $2,767,000 |
| $10,000 | $10,000 | $11,000 | $2,304,000 | $3,072,000 |
No existing debts assumed. Age + tenure based on the older borrower. 75% LTV, 30-year tenure, 4% stress test.
Variable Income Haircut
Banks apply a 30% haircut to variable income (commissions, bonuses, overtime). Only 70% of variable income counts toward TDSR.
| Base Salary | Variable (Avg) | Effective Income | Max Loan |
|---|---|---|---|
| $6,000 | $2,000 | $7,400 | $853,000 |
| $6,000 | $4,000 | $8,800 | $1,014,000 |
| $8,000 | $4,000 | $10,800 | $1,245,000 |
| $10,000 | $5,000 | $13,500 | $1,556,000 |
Effective income = base + (variable × 70%). 30-year tenure, no debts. Banks need 12–24 months of payslips to verify variable income.
Age + Tenure Limits
Your age determines your max tenure, which directly affects how much you can borrow. Older borrowers get shorter tenures and smaller loans.
| Your Age | Max Tenure (75% LTV) | Max Tenure (55% LTV) | Max Loan at $10,000 income |
|---|---|---|---|
| 30 | 30 years | 30 years | $1,152,000 |
| 35 | 30 years | 30 years | $1,152,000 |
| 40 | 25 years | 30 years | $1,042,000 |
| 45 | 20 years | 30 years | $907,000 |
| 50 | 15 years | 25 years | $744,000 |
| 55 | 10 years | 20 years | $543,000 |
75% LTV: age + tenure ≤ 65. 55% LTV: age + tenure ≤ 75. Max loan column uses the 75% LTV tenure. At 55% LTV, you can borrow more years but a smaller percentage of the property value.
Impact of Existing Debts
Every dollar of existing debt eats into your TDSR allowance. Here’s how common debts reduce your max loan (income: $10,000/month):
| Existing Debt | Monthly Payment | Max Loan (Reduced) | Lost Borrowing Power |
|---|---|---|---|
| No debts | $0 | $1,152,000 | — |
| Car loan | $1,200 | $900,000 | −$252,000 |
| Car + personal loan | $1,800 | $774,000 | −$378,000 |
| Car + credit card min | $1,500 | $838,000 | −$314,000 |
Credit card debt: banks count 3.5% of outstanding balance as monthly obligation, even if you pay in full. Clear credit card balances before applying.
Worked Example: Couple Buying a $1,500,000 Condo
The situation
Husband (age 32): $8,000/month. Wife (age 30): $7,000/month. Car loan: $800/month. No other debts. Want to buy a $1,500,000 condo.
Step 1: Combined TDSR allowance
($8,000 + $7,000) × 55% = $8,250/month
Step 2: Subtract existing debts
$8,250 − $800 (car loan) = $7,450 available for mortgage
Step 3: Max loan at 4% stress test, 30 years
$7,450 ÷ $4.77 per $1,000 = ~$1,561,000 max loan
Step 4: Check against purchase price
75% LTV of $1,500,000 = $1,125,000 loan needed. They qualify. TDSR is comfortably within limits. Remaining 25% down payment: $375,000 (5% cash $75,000 + 20% CPF/cash $300,000).
Want to run your own numbers?
Plug in your income, debts, and age to see your exact maximum loan and what you can afford.
FAQ
How much can I borrow for property in Singapore with a $10K salary?
With a gross monthly income of $10,000 and no existing debts, your maximum monthly repayment under TDSR is $5,500 (55% of income). At the 4% stress test rate over 30 years, this translates to a maximum loan of about $1,152,000. Your max purchase price depends on LTV — at 75% LTV, you could buy up to about $1,536,000.
What is the TDSR limit for property loans in Singapore?
MAS caps TDSR at 55%. This means your total monthly debt obligations (including the new property loan, car loans, credit card minimums, and any other debts) cannot exceed 55% of your gross monthly income. Banks use a 4% stress test rate for the property loan calculation, regardless of the actual interest rate.
Does a joint borrower increase my maximum loan?
Yes. Adding a joint borrower combines both incomes for TDSR calculation. If you earn $8,000 and your co-borrower earns $6,000, total income is $14,000, giving a TDSR allowance of $7,700/month. This roughly doubles the loan amount compared to a single $8,000 earner. Both borrowers’ existing debts are also counted.
How does variable income affect my borrowing power?
Banks apply a 30% haircut to variable income components like commissions, bonuses, and overtime. If your base salary is $6,000 and variable income averages $4,000/month, banks count it as $6,000 + ($4,000 × 70%) = $8,800 for TDSR purposes. You’ll need 12–24 months of payslips to prove variable income.
What is the maximum loan tenure in Singapore?
For bank loans: maximum 30 years, but your age + tenure cannot exceed 65 years (for 75% LTV). If you’re 40, max tenure is 25 years. If age + tenure exceeds 65 but stays under 75, LTV drops to 55%. For HDB loans: maximum 25 years, and age + tenure cannot exceed 65.
Can I borrow more by extending my loan tenure?
Yes, up to the maximum limits. Longer tenure means lower monthly payments, which increases your TDSR headroom. A 30-year loan at 4% has monthly payments of $4.77 per $1,000 borrowed, vs $5.28 for 25 years and $6.06 for 20 years. But remember the age + tenure cap — if you’re over 35, your max tenure starts shrinking.
Related
- How to Pass TDSR — tips to improve your ratio
- Salary Needed for a $1M Condo
- Loan Tenure Age Limit — max 30 yrs, must end by 65–75
- Maximum Loan Tenure Singapore
- Property Loan Rejection Reasons — TDSR fail, credit score, lease
Last updated Feb 2026. TDSR 55% per MAS Notice 645. Stress test rate 4% per MAS. LTV limits per MAS regulations. Loan amounts are estimates — actual bank approvals may vary. This is a calculation, not financial advice.